Monthly Archives: June 2020

Elk Grove Township 2020 Assessment Notices Mailed

new-assessment-model-does-not-end-need-for-appeal 2020 property assessment notices were mailed by the Cook County Assessor’s office on Friday, June 26th 2020, to Elk Grove Township property owners. The following cities, towns, and villages are in Elk Grove Township: Arlington Heights, Elk Grove Village, Mount Prospect, Rolling Meadows, and Des Plaines. The window to appeal your 2020 assessed value is now open until the deadline of August 3rd.

We recommend property owners review their assessments annually and appeal whenever there is a strong evidence based argument that your home may not be assessed fairly. Elk Grove Township was reassessed in 2019 but even if you appealed last year you may appeal your assessment again this year. A successful appeal in 2020 may result in two years of savings, until Elk Grove is reassessed in 2022. The best way to ensure you never pay more than your fair share in property taxes is to review your assessment every year and appeal whenever you have a strong basis for an appeal argument, no matter where your township is at in the triennial reassessment cycle.
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What Is Equalized Assessed Value (EAV)?

What Is Equalized Assessed Value (EAV)?The Equalized Assessed Value (EAV) of your property is the product of the assessed value of your property (both land and improvements) and the State Equalization Factor, which is set by the Illinois Department of Revenue.

How Is EAV Calculated?

In Illinois, counties are required to “equalize” property tax assessments so that the median level of assessment is at 33% of fair market value. If the average sales price in the overall market is either higher or lower than 33% of assessed values, the prior assessed values will be increased or decreased by a factor that corrects this. Because Cook County assesses residential property at 10% of fair market value, rather than the 33% required by state law, Cook County’s equalization factor can approach 3 while that of other counties are typically closer to 1.0. The equalization factor is then multiplied by your property’s assessed value to determine its EAV.

Cook County EAV Example

The Cook County Assessor’s Office calculates the EAV of your property by taking the market value of your home, multiplying it against the County’s property tax assessment ratio (10%) and then multiplying that against the equalization factor (2.9706 in 2011 for example). The resulting EAV is the taxable value of your property, minus exemptions.

For example, if the market value of your home is $250,000, you multiply that by 10% for an assessed value of 25,000 and then by 2.9706 to get an EAV of $74,265.

Why Is EAV Needed?

EAV is part of an approach to taxation and property assessment which is supposed to ensure fairness to the taxpayers throughout the state of Illinois. EAV is also used in attempting to equitably set and distribute state grants-in-aid and applying tax rate and bonded indebtedness restrictions fairly.

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Illinois Legislators Approve Automatic Renewal of Exemptions Due to COVID-19

Listening Tour A Chance to Question Cook County Assessor
Seniors, disabled veterans, and people with disabilities will no longer have to apply annually to receive the benefit of property tax exemptions for which they are eligible, under a statewide law passed recently to expand relief for hard-hit homeowners during the COVID-19 pandemic.

Cook County Assessor Fritz Kaegi, who pushed for the law, announced the bill’s passage in a press release on June 11.

“The COVID-19 pandemic has put tremendous pressure on Cook County homeowners,” said Kaegi. “We’re pleased to work with the legislature, Cook County President Toni Preckwinkle, and the County Board to help at-risk homeowners when they need it most.”
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Stickney Township 2020 Triennial Reassessments Mailed

a-man-and-a-woman-assisting-a-girl-while-jumping-1128317 (1)2020 Triennial reassessment notices were mailed to Stickney Township homeowners on Friday, June 26th. The following cities, towns, and villages are in Stickney Township: Bedford Park (east 3/4), Bridgeview, Burbank, Forest View (majority), and Stickney. Homeowners in Stickney Township have 36 days to appeal their assessment at the Assessor’s office (there will be a second opportunity to appeal later in the year at the Board of Review, whether you appeal at the Assessor’s office or not). The deadline for appealing at the Assessor’s office is August 3rd.

We recommend homeowners review their assessment annually, particularly in a triennial reassessment year, to ensure they do not pay more than their fair share in property taxes. Successfully appealing in a reassessment year may provide 3 years of savings on future property tax bills. If you would like a free analysis of your Stickney Township home, in comparison to similar properties, we would be happy to conduct a “no obligation” analysis and provide you with a free estimate of how much we believe we could help you save with an appeal.
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Leyden Township 2020 Assessment Notices Mailed

How to Appeal Your Cook County Property Taxes2020 property assessment notices were mailed by the Cook County Assessor’s office on Tuesday, June 23rd 2020, to Leyden Township property owners. The following cities, towns, and villages are in Leyden Township: Bensenville (east portion), Elmwood Park, Franklin Park, Melrose Park (north portion), Norridge (west edge), Northlake (north portion), Park Ridge (south edge), River Grove, and Rosemont (southeast 3/4) Schiller Park. The window to appeal your 2020 assessed value is now open until the deadline of July 29th.

We recommend property owners review their assessments annually and appeal whenever there is a strong evidence based argument that your home may not be assessed fairly. Leyden Township was reassessed in 2019 but even if you appealed last year you may appeal your assessment again this year. A successful appeal in 2020 may result in two years of savings, until Leyden is reassessed in 2022. The best way to ensure you never pay more than your fair share in property taxes is to review your assessment every year and appeal whenever you have a strong basis for an appeal argument, no matter where your township is at in the triennial reassessment cycle.
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COVID-19 Property Tax Relief Adjustments for South and West Suburbs

COVID-19 Adjustments

With the release of a report describing how the Cook County Assessor’s Office will factor the COVID-19 pandemic into the assessed property values for the South and West suburbs, Assessor Fritz Kaegi describes how record unemployment and the ongoing economic uncertainty will be factored into values reflected in next year’s property tax bills.

The May 28 report describes the research and methodologies the office is using to create COVID-19 tax adjustments for the South and West suburbs, which are scheduled for reassessment this year under the system by which the office reassesses roughly one-third of the county’s properties each year.
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Worth Township 2020 Triennial Reassessments Mailed

Crestwood, Worth2020 Triennial reassessment notices were mailed to Worth Township homeowners on Wednesday, June 17th. The following cities, towns, and villages are in Worth Township:Alsip, Blue Island, Bridgeview, Chicago Ridge, Crestwood, Evergreen Park, Hometown, Merrionette Park, Oak Lawn, Palos Heights (east half), Robbins (north 1/4), and Worth (east 3/4). Homeowners in Worth Township have 36 days to appeal their assessment at the Assessor’s office (there will be a second opportunity to appeal later in the year at the Board of Review, whether you appeal at the Assessor’s office or not). The deadline for appealing at the Assessor’s office is July 23rd.

We recommend homeowners review their assessment annually, particularly in a triennial reassessment year, to ensure they do not pay more than their fair share in property taxes. Successfully appealing in a reassessment year may provide 3 years of savings on future property tax bills. If you would like a free analysis of your Worth Township home, in comparison to similar properties, we would be happy to conduct a “no obligation” analysis and provide you with a free estimate of how much we believe we could help you save with an appeal.
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How to Determine Your Cook County Township

Cook County Property Tax AppealWhen appealing your property taxes, you first need to identify in what township you live.

This may be straightforward if you live in Evanston or Oak Park, but where is Bloom, Bremen, Lake, and South Chicago? These latter examples do not relate to a particular suburb or Chicago neighborhood.

4 Methods

There are four ways to determine in what Cook County township you live:

  1. Check your property tax bill (top right) – get a copy mailed to you here
  2. Call the Cook County Assessor’s Office at (312) 443-7550
  3. Visit the Cook County Assessor’s Office website and enter your PIN or address
  4. View the township table below

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Below is a Cook County township map, followed by boundaries for each township.

Cook County Township Map

Cook County Townships & Boundaries

Cook County Townships North
Border
South
Border
West
Border
East
Border
Cities, Towns & Villages
Barrington McHenry/Lake
County Line
Central Kane
County Line
Huntington
  • Barrington
  • Barrington Hills (south 3/4)
  • East Dundee
  • Hoffman Estates
  • Inverness (west 1/4)
  • South Barrington
Berwyn n/a (township borders match those of the suburb)
Bloom 183rd 231st Western Ave. Indiana
State Line
  • Chicago Heights
  • Flossmoor
  • Ford Heights
  • Glenwood (almost all)
  • Homewood (portion)
  • Lansing
  • Lynwood
  • Olympia Fields
  • Park Forest
  • Sauk Village (almost all)
  • South Chicago Heights
  • Steger
Bremen 135th 183rd Harlem Ave. Western Ave.
  • Oak Forest
  • Midlothian
  • Posen
  • Robbins
  • Blue Island (portion)
  • Homewood (portion)
  • Orland Park (portion)
  • Tinley Park (portion)
  • Crestwood (portion)
  • Hazel Crest (portion)
  • Markham (portion)
  • Country Club Hills (portion)
  • Harvey (the very Western edge)
Calumet 119th 138th Western Ave. See Map
  • Blue Island (east half)
  • Calumet Park
  • Riverdale
Cicero n/a (township borders match those of the suburb)
Elk Grove Central Devon Ave. Rohlwing/I290 Mount Prospect
Road
  • Arlington Heights
  • Elk Grove Village
  • Mount Prospect
  • Rolling Meadows
  • Des Plaines
Evanston n/a (township borders match those of the suburb)
Hanover Central Devon Ave. Kane County
Line
Barrington Rd.
  • Bartlett
  • Elgin
  • Hanover Park
  • Hoffman Estates
  • Schaumburg (west edge)
  • South Barrington (south edge)
  • Streamwood
Hyde Park Pershing (39th) 138th State St. Lake Michigan
/
Indiana
State Line
  • Avalon Park
  • Burnside
  • Calumet Heights
  • Chatham (portion)
  • East Side
  • Grand Boulevard (portion)
  • Greater Grand Crossing (portion)
  • Hegewisch
  • Hyde Park
  • Kenwood
  • Oakland (portion)
  • Pullman
  • Riverdale
  • Roseland (portion)
  • South Chicago
  • South Deering
  • South Shore
  • Washington Park (portion)
  • West Pullman (portion)
  • Woodlawn
Jefferson Devon Ave. North Ave. Harlem Ave. Western Ave.
  • Albany Park
  • Avondale
  • Belmont-Cragin
  • Dunning
  • Forest Glen
  • Hermosa
  • Irving Park
  • Jefferson Park
  • Logan Square
  • Montclare
  • Portage Park
Lake Pershing (39th) City of Chicago
Border
City of Chicago
Border
State St.
  • Back of the Yards
  • Englewood
Lake View Devon Ave. Fullerton Ave. Western Ave. Lake Michigan
  • Bucktown
  • Edgewater
  • Lakeview
  • Lincoln Park
  • Lincoln Square
  • North Center
  • Old Town Triangle
  • Ravenswood
  • Roscoe Village
  • Uptown
  • Wrigleyville
Lemont Bluff/DuPage County Border 135th Smith Rd. County Line Rd.
  • Lemont
  • Palos Park (west edge)
  • Willow Springs
  • Woodridge
Leyden Devon Ave. North Ave. Harlem Ave. Western Ave.
  • Bensenville (east portion)
  • Elmwood Park
  • Franklin Park
  • Melrose Park (north portion)
  • Norridge (west edge)
  • Northlake (north portion)
  • Park Ridge (south edge)
  • River Grove
  • Rosemont (southeast 3/4)
  • Schiller Park
Lyons 39th 87th County Line Rd. Harlem Ave.
  • Bedford Park
  • Bridgeview
  • Brookfield
  • Burr Ridge
  • Countryside
  • Hickory Hills
  • Hinsdale
  • Hodgkins
  • Indian Head Park
  • Justice
  • La Grange
  • La Grange Highlands
  • Lyons
  • McCook
  • Pleasantdale
  • Ridgewood
  • Riverside
  • Summit
  • Western Springs
  • Willow Springs
Maine Central Devon Ave. Mt. Prospect Rd. Harlem Ave.
  • Des Plaines
  • Glenview
  • Morton Grove
  • Niles
  • Park Ridge
  • Rosemont
New Trier Lake County Line Central/Evanston Border See Map Lake Michigan
  • Glencoe
  • Glenview (portion)
  • Kenilworth
  • Northfield (portion)
  • Wilmette
  • Winnetka
Niles Central Devon Ave. Harlem Ave. Just East of McCormick Rd.
  • Glenview
  • Golf
  • Lincolnwood
  • Morton Grove (east 3/4)
  • Niles (southeast half)
  • Skokie
North Chicago Fullerton Ave. Chicago River
(main stem)
Chicago River
(north branch)
Lake Michigan
  • Gold Coast
  • Loop
  • Old Town
  • River North
  • Streeterville
Northfield Lake County
Line
Central Des Plaines River
/
I-294 (approx.)
Harms Rd.
/
Prairie St.
  • Glencoe
  • Glenview
  • Northbrook (majority)
  • Northfield (west 3/4)
  • Prospect Heights (east edge)
  • Wilmette (west edge)
  • Des Plaines (north edge)
Norwood Park n/a (township borders match those of the suburb)
Oak Park n/a (township borders match those of the suburb)
Orland 135th 183rd Will County Rd.
(County Line)
Harlem Ave.
  • Orland Hills
  • Orland Park
  • Tinley Park
Palatine Lake County
Line
Central Huntington Rd.
/
Eastern Ave.
Wilke Rd.
  • Arlington Heights (west of Wilke Rd.)
  • Barrington
  • Deer Park
  • Hoffman Estates (northeast)
  • Inverness
  • Palatine
  • Rolling Meadows (north of Central Road
  • Schaumburg
  • South Barrington
Palos 87th 135th Will Cook Rd.
(Will County Line)
Harlem Ave.
  • Bridgeview (south 1/4)
  • Hickory Hills (south 3/4)
  • Orland Park (small northern part)
  • Palos Heights (west 1/2)
  • Palos Hills
  • Palos Park
  • Willow Springs (south portion)
  • Worth (west 1/4)
Proviso North Ave. 39th I-294 Harlem Ave.
  • Bellwood
  • Berkeley
  • Broadview
  • Brookfield (northwest 1/2)
  • Elmhurst (portion)
  • Forest Park
  • Hillside
  • La Grange Park (majority)
  • Maywood
  • Melrose Park
  • North Riverside
  • Northlake (south 1/4)
  • Oak Brook (parts)
  • Stone Park
  • Westchester
  • Western Springs (north portion)
Rich 183rd. 231st/Steger Harlem Ave. Western Ave.
  • Country Club Hills
  • Flossmoor (west 3/4)
  • Frankfort
  • Hazel Crest
  • Homewood
  • Matteson (majority)
  • Olympia Fields (vast majority)
  • Park Forest (north 3/4)
  • Richton Park
  • Tinley Park (portion)
  • University Park (portion)
River Forest n/a (township borders match those of the suburb)
Riverside n/a (township borders match those of the suburb)
Rogers Park Evanston Border Devon Ave. Kedzie Ave. Lake Michigan
  • East Rogers Park
  • West Rogers Park
Schaumburg Central Devon Ave. Barrington Rd. Route 53
  • Elk Grove Village
  • Hanover Park
  • Hoffman Estates
  • Roselle
  • Schaumburg
  • Streamwood
South Chicago Chicago River
(main stem)
Pershing (39th) Chicago River
(south branch)
/
Chicago Sanitary &
Ship Canal
Lake Michigan
  • Bridgeport
  • Brighton Park
  • Bronzeville
  • Lake Meadows
  • Loop
  • McKinley Park
  • Prairie Shores
  • South Loop
Stickney 65th 87th Harlem Ave. Cicero Ave.
(50)
  • Bedford Park (east 3/4)
  • Bridgeview
  • Burbank
  • Forest View (majority)
  • Stickney
Thornton 138th 183rd Western Ave. Indiana State
Line
  • Blue Island (southern edge)
  • Burnham
  • Calumet City
  • Dixmoor
  • Dolton
  • East Hazel Crest
  • Glenwood (northern 1/4)
  • Harvey
  • Hazel Crest
  • Homewood (northeast half)
  • Lansing (northern half)
  • Markham (eastern 1/4)
  • Phoenix
  • Posen
  • Riverdale
  • South Holland
  • Thornton
West Chicago North Ave. Pershing (39th) Harlem Ave. Chicago River
/
Chicago Sanitary &
Ship Canal
  • Austin
  • Belmont Central
  • Belmont Heights
  • Belmont Terrace
  • Big Oaks
  • Bucktown
  • Craigin
  • Dunning
  • Edison Park
  • Galewood
  • Garfield Park
  • Hanson Park
  • Heart of Chicago
  • Hermosa
  • Humboldt Park
  • Irving Park
  • Irving Woods
  • Jefferson Park
  • Kelvyn Park
  • Kilbourn Park
  • Lawndale
  • Little Village
  • Logan Square
  • Monteclare
  • O’Hare
  • Old Norwood
  • Oriole Park
  • Noble Square
  • Norwood Park
  • Pilsen
  • Portage Park
  • Schorsh Village
  • Tri-Taylor
  • UIC
  • Ukrainian Village
  • Union Ridge
  • West Loop
  • West Town
  • Wicker Park
Wheeling Lake County
Line
Central Wilke Rd. Des Plaines
River
/
I-294 (approx.)
  • Arlington Heights
  • Buffalo Grove
  • Des Plaines
  • Mount Prospect
  • Northbrook
  • Prospect Heights (majority)
  • Wheeling (majority)
Worth 87th 135th Harlem Ave. Western Ave.
  • Alsip
  • Blue Island
  • Bridgeview
  • Chicago Ridge
  • Crestwood
  • Evergreen Park
  • Hometown
  • Merrionette Park
  • Oak Lawn
  • Palos Heights (east half)
  • Robbins (north 1/4)
  • Worth (east 3/4)

West Chicago Township 2020 Assessment Notices Mailed

West Chicago2020 property assessment notices were mailed by the Cook County Assessor’s office on Friday, June 12, 2020, to West Chicago Township property owners. The following cities, towns, and villages are in West Chicago Township: Austin, Belmont Central, Belmont Heights, Belmont Terrace, Big Oaks, Bucktown, Craigin, Dunning, Edison Park, Galewood, Garfield Park, Hanson Park, Heart of Chicago, Hermosa, Humboldt Park, Irving Park, Irving Woods, Jefferson Park, Kelvyn Park, Kilbourn Park, Lawndale, Little Village, Logan Square, Monteclare, O’Hare, Old Norwood, Oriole Park, Noble Square, Norwood Park, Pilsen, Portage Park, Schorsh Village, Tri-Taylor, UIC, Ukrainian Village, Union Ridge, West Loop, West Town, Wicker Park. The window to appeal your 2020 assessed value is now open until the deadline of July 20, 2020.

We suggest property owners review their assessments annually and appeal whenever there is a strong evidence based argument that your home may not be assessed fairly. West Chicago Township’s next triennial reassessment is scheduled for 2021. However, if you feel that your assessment is not fair there is no need to wait to appeal, property owners have the right to appeal every year at the Assessor’s office and at the Board of Review. If you’d like a professional opinion on your home’s assessed value as it compares to similar properties in your neighborhood contact us for a free, no obligation, review and analysis of your home.
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